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CHAPTER 3 - GREATER MIDDLEHAVEN

 

INTRODUCTION

3.1The regeneration of the Greater Middlehaven area, as outlined in the Core Strategy, is an important element in the delivery of the spatial vision. The policies contained within this section detail how the development will be taken forward in the Local Development Framework (LDF). A framework masterplan was produced in 2004 and this has provided the basis for proposals for the regeneration of the area. The policies and proposals contained within this Development Plan Document (DPD) will be supported by more detailed guidance within the Greater Middlehaven Supplementary Planning Document (SPD) on design requirements, layout of uses and implementation mechanisms.

3.2       The Greater Middlehaven area covers approximately 120 hectares and comprises a number of distinct character areas. The policy framework identified here sets out, in conjunction with the Core Strategy, how these areas will be developed to achieve the quality of development required from this flagship project.

 

STRATEGIC CONTEXT

LDF Core Strategy

3.3       The policies in this section detail how those of the Core Strategy, in particular policies CS1 and CS2, will be taken forward. Other relevant policies include:

Regional Spatial Strategy (RSS)

3.4       Policy 10, Tees Valley city region, identifies the regeneration of the banks of the River Tees between Stockton, Middlesbrough and Redcar as a priority. The Greater Middlehaven proposals form an important part of these regeneration activities (paragraph 2.150 of RSS) and are integral in delivering the aspirations for a prosperous Tees Valley city region. This is further supported by the identification of Greater Middlehaven as a regional brownfield mixed use development in policy 13. Policy 14 recognises the importance of further and higher education contributing to the regional economy and the role that Greater Middlehaven has to play in delivering this.

Middlesbrough Community Strategy

3.5       The regeneration of Greater Middlehaven will assist in delivery of a number of the priorities identified in the Community Strategy. These include:

  1. establishing an environment that encourages and supports economic vitality and quality of life that attracts people and businesses to Middlesbrough;
  2. ensuring that the type, mix and range of new housing developments provides choice, quality and affordability, whilst meeting residents aspirations; and
  3. major cultural projects and flagships that act as economic drivers by contributing to the quality of the town’s image and environment.

Other relevant strategies

3.6       The Tees Valley City Region Development Programme identifies the regeneration of Greater Middlehaven as one of the principal elements in delivering a successful city region. It is seen as being integral to the creation of an appropriate city-scale urban core at the heart of the city region.

3.7       The Regional Economic Strategy recognises that the regeneration of Greater Middlehaven will be a flagship regeneration scheme for both the Tees Valley and the North East.

 

SUSTAINABILITY APPRAISAL

3.8       The sustainability appraisal recognised overall that the regeneration of Greater Middlehaven would have beneficial impacts upon the achievement of sustainability objectives. A number of potential minor adverse impacts were also identified. These were mainly to do with the development process and the impacts that constructing new buildings could have in terms of generating dust and noise. There were also concerns that the construction process may give rise to potential pollution effects upon the River Tees. The appraisal identified a number of mitigating measures to overcome these negative impacts. Where appropriate these mitigating measures have been incorporated into the policies and proposals identified here.

3.9       The most significant adverse impact identified is the potential for impeding the floodplain. Only a small element of the land that makes up the Greater Middlehaven area is within the floodplain. It will be necessary to ensure that flood mitigation measures are included within development proposals. To assist with the process and in accordance with the requirements of PPS25 it will be necessary for planning applications to be accompanied by a flood risk assessment.


3.10     The Habitats Regulation Assessment recognised the potential for development as part of Greater Middlehaven, however unlikely, to have an impact upon the Teesmouth and Cleveland Coast SPA downstream. To ensure that such potential impacts are minimised safeguards are built into the policy framework in this DPD. These will ensure that mitigating measures, where appropriate and necessary, are incorporated into development proposals.

 

GREATER MIDDLEHAVEN – PHASING

3.11     Policy CS2 of the Core Strategy sets out the proposed phasing for the 2,780 dwellings, to be provided at Greater Middlehaven between 2004 and 2021, divided into three time periods. Policy CS7 sets out the phasing of brownfield mixed use land at the site over the same periods. Due to the scale of the regeneration project, Greater Middlehaven will be brought forward in ten smaller development areas. Policy REG1 overleaf sets out the proposed phasing of these smaller development areas and the appropriate mix and scale of uses that could be accommodated. The quantum of development identified within this policy are indicative of the scale of development deemed appropriate. To ensure that there is sufficient flexibility for developers to respond to changing market circumstances these figures should be seen as broad guidelines as to how the overall development requirements will be achieved.

3.12     The phasing of these smaller development areas will enable infrastructure to be provided in a logical and timely manner. The first of the areas to be developed will be the dock basin, Boho and Cargo Fleet. Greater Middlehaven will then be developed outwards from these. Areas G and H have not been phased. There are currently no plans to relocate the Halterman chemical works, but it is necessary to include the site within the framework so that there is an appropriate policy context to consider any future proposals if the site were to become available. Riverside Stadium is an existing use, and the proposals here are to retain the football stadium and allow for ancillary development if appropriate.

3.13     As Middlehaven is developed, changing market requirements may require these phasing proposals to be re-examined, so it is important that some flexibility is retained in the policy to enable development proposals to respond to the market. The Annual Monitoring Report will be used to monitor the delivery of Middlehaven and, where necessary and appropriate, amend the phasing of development proposals. When considering the potential impact of development proposed in REG1 upon the highway network, in addition to the policies in this DPD it will also be necessary to comply with the provisions of policy CS18 (Demand Management) of the Middlesbrough LDF Core Strategy.

POLICY REG1 GREATER MIDDLEHAVEN – MIX OF USES AND PHASING

Within the Greater Middlehaven area as shown on the proposals map, the following mix of uses will be considered acceptable. These levels of development should not be seen as being prescriptive but a guide to inform development proposals.

 

  2004-11 2011-16 2016-21 2021-23
Residential (no. Dwellings) 400 1,015 1,015 350
Office 20,000 sq.m 25,000 sq.m. 15,000 sq.m. 2,000sq.m.
Retail (A1) 2,000 sq.m. 2,000 sq.m. 1,000 sq.m. 400 sq.m.
Retail warehousing (A1) 9,000 sq.m.
Leisure 20,000 sq.m. 25,000 sq.m. 15,000 sq.m. 2,000 sq.m.
Hotel    15,000 sq.m. 15,000 sq.m.
Education 30,000 sq.m. 2,000 sq.m.

 

These figures include the development identified within the Middlehaven Sector of the Town Centre policy REG23.

 

   
2004-11
The following areas will be brought forward for development during this period
F          –          Dock Basin
C         –          Boho
I           –          Cargo Fleet

 

2011-16
The following development areas are phased to commence during this period. They will be brought forward, in accordance with the requirements of the Greater Middlehaven SPD, in a systematic way in order to facilitate the proper development of Greater Middlehaven.

D         –          Central Industrial Area

A          –          St Hilda’s

E          –          Riverside East – I criteria this area will only be released for development upon completion of a new vehicular bridge across the dock entrance to facilitate access to the area.

 

2016+
The following areas will only be brought forward for development upon completion of those areas phased to commence during the period 2004-11.

B          –          Riverside West

J          –          South Tees Industrial Zone

 

Not phased
The following sites are not phased and, because of this, no quantum of development has been identified. They will only be released for development to ensure the proper planning of Greater Middlehaven. They will not be released if the scale and timing of development would undermine the viability of the regeneration of Greater Middlehaven, in particular the development of the areas identified above.

 

G         –          Halterman Chemicals

H          –          Riverside Stadium

 

Some flexibility will be allowed in phasing and quantum of development, to allow development opportunities to be brought forward:

a)          in response to changing market demands; and

b)          where harm would be caused  to the implementation of the  Greater Middlehaven strategic framework if the proposed development was not to be permitted.

Any proposals to amend the above phasing will need to be fully justified.

 

The cumulative level of residential development brought forward between 2004 and 2023 shall not exceed the requirements contained in policy CS2 of the Core Strategy.

Masterplans will be required for each of the above areas to govern layout of development, detailed design considerations and general planning requirements. A masterplan will need to be approved by the Council for a development area before planning permission is granted for any constituent part of the area. Detailed guidance on implementation will be included in the Greater Middlehaven SPD.

 

This policy has been superseded by the Housing Local Plan

 

GREATER MIDDLEHAVEN – GENERAL DEVELOPMENT AND DESIGN PRINCIPLES

3.14     Central to the vision set out in the Greater Middlehaven Strategic Framework Plan is a high standard of urban design and exceptional architectural quality in order to set a new benchmark for design in the Tees Valley. The vision for the renaissance of Greater Middlehaven can be summarised as:

POLICY REG2 GREATER MIDDLEHAVEN – DEVELOPMENT AND DESIGN PRINCIPLES

The development of Greater Middlehaven will be characterised by innovative and contemporary architecture that creates quality of place and reflects its status as a flagship regeneration scheme at the heart of the Tees Valley city region. The following general principles will guide the design and development of the scheme to ensure that this aspiration is achieved.

 

a   Mix of uses developments will be expected to contain a range of uses both horizontally and vertically within buildings;
b   Active frontages to contribute to vitality, provision will be made for active ground floor uses throughout the Greater Middlehaven area, but in particular along the edges of Middlesbrough Dock and along Albert Road, Queens Square/Cleveland Street and along Bridge Street East/Dock Street;
c   Development density higher density development will be promoted along the northern and southern edges of Greater Middlehaven;
d   Height and massing a range of heights for each particular land use element and development area should be identified reflective of the character and aspirations for that area, contribute positively to views and
vistas, reflective of innovative and contemporary design, and which will assist with the integration of development between adjacent areas;
e   Movement and Circulation a movement framework, in line with the Middlehaven Transport Strategy (policy REG3) will be created which incorporates an integrated network of pedestrian, cycle and vehicular routes linking each development area and improving connectivity of the wider
Greater Middlehaven area with surrounding communities and areas;
f   The River Tees/Middlesbrough dock the visual integrity and amenity of key waterfront assets will be protected by creating a presumption against development which is inappropriate in scale, massing, and architectural design.
g   Conservation sensitive development will be required in or adjacent to conservation areas and/or listed buildings. Where possible such features should be enhanced;
h   Landscape natural assets and high quality materials will be used to create a landscape setting to development appropriate to the innovative and contemporary architecture of the townscape. Landscaping should be used to integrate development areas;
i   Design quality development and elements of the street scene should contribute to the character and identity of each development area and help create a sense of place while the choice of materials, attention to detail and quality of signage adds interest, aids identity and legibility, and reflects the quality required for an innovative and contemporary design; and
j   Biodiversity where practicable, beneficial features should be incorporated into the design of proposals. This should include ensuring that development does not result in damage to the biodiversity that is dependent upon the River Tees, including the interest features of
the Teesmouth and Cleveland Coast SPA.

 

These principles will be reflected in the masterplans required for each of the areas identified in policy REG1.

 

This policy has been superseded by the Housing Local Plan

3.15     There is also an opportunity to incorporate biodiversity by design practices within those sites with a riverside frontage i.e. areas B, E, and J. This could involve creating and maintaining appropriate Tees Valley Biodiversity Action Plan habitats such as salt marshes and mud and sand flat habitats to help support bird species of knot, redshank and dunlin.

POLICY REG3 GREATER MIDDLEHAVEN – TRANSPORT INFRASTRUCTURE

 

An integrated package of transport proposals and measures to improve connectivity within and beyond the area shall be incorporated into development proposals for Greater Middlehaven. This package will include:

 

a

identifying and addressing the implications of the development on the Strategic Road Network (SRN) and the Principal Road Network (PRN);

f

provision for improved public transport accessibility including integrating the railway station into the development, allowing for the future implementation of a LRT/Tees Valley metro system, and incorporating routes, facilities and funding for bus services;

b

identification of the impact upon the capacity of the main access points onto the primary and local road network, principally the Newport, Hartington and Middlehaven interchanges on the A66, and Albert Road/ Queens Square, and how these impacts will be addressed;

g

identification of how proposals for 'the Stitch', providing high quality linkages between the town centre and Greater Middlehaven, can be incorporated into the transport network and development framework;

c

an improvement to main roads within and on the periphery of the development to ensure there is adequate provision, and provide high quality linkages and transport routes through and beyond the development;

h

the integration of a high quality pedestrian and cycleway network within the development with linkages to the town centre, Riverside Park and North Ormesby;

d

the provision of a bridge across the dock entrance to improve vehicular access to the Riverside East and adjoining sites. This bridge needs to be provided before area E – Riverside East is released for development;

i

a strategic transport network to form the framework for the internal highway layout;

e

a demand management strategy identifying how the need for travel, particularly by car, will be reduced by measures included within the proposal;

j

provision of appropriate car parking infrastructure to create a mix of private and public parking, catering for both short stay and long stay customers and identification of appropriate sites for on-street and multi-storey provision; and

 

 

k

provision for public access to the       river/water frontage throughout the     development.

Detailed proposals will be included within the Greater Middlehaven Supplementary Planning Document and the individual areas identified in policies REG1 and REG2.

 

This policy has been superseded by the Housing Local Plan

3.16     The general principles set out in REG2 identify those matters which will need to be taken into consideration when devising development proposals, and in the preparation of masterplans for each of the development areas.

 

GREATER MIDDLEHAVEN – TRANSPORT INFRASTRUCTURE

3.17     For Middlehaven to succeed it is important that an effective and integrated transport network is incorporated into development proposals from the outset. This should ensure the efficient circulation of traffic within the area and improve connectivity with surrounding areas, in particular the town centre. The issues range from creating a detailed internal layout that contributes to creating a high quality development that works in transportation terms, to linkages with the strategic highway network.

 

IMPLEMENTATION AND DELIVERY

3.18     The development of Greater Middlehaven is one of the largest regeneration projects in the region. As such it will involve the working together of a large number of partners, both public and private, to ensure it is brought to a successful conclusion. Partners include the Council, TVR, ONE, English Partnerships and private landowners such as Able UK. Other key players include agencies such as the Highways Agency, Environment Agency and other service providers. Table 3.1 below sets out the delivery mechanisms for bringing Greater Middlehaven forward. Table 3.2 gives a broad timeframe for the implementation programme for each of the development areas of Greater Middlehaven.

Area Body responsible for delivery Delivery
mechanisms
Delivery
funding
Delivery land issues Phasing issues
A – St Hilds’s Developer in partnership with MBC, TVR and EP Master plan and planning application procedure Private development. 
Potential Joint Venture Agreement funding.
Land in multiple ownership. Developments will be delivered through negotiations between MBC, TVR and with existing
landowners where appropriate.
CPO process will be used where necessary
Forms part of phase 3 of the Greater Middlehaven Strategic framework.
B – Riverside
West        
Developer in partnership with MBC, TVR and EP Master plan and planning application procedure Private development. 
Potential Joint Venture Agreement funding.
Land in multiple ownership. Developments will be delivered through negotiations between MBC, TVR and with existing landowners where appropriate.
CPO process will be used where necessary
Forms part of phase 3 of the Greater Middlehaven Strategic framework.
C – Boho         Developer in partnership with MBC and TVR Master plan and planning application procedure Private development. 
Potential Joint Venture Agreement funding and possible grant funding.
 
Land in multiple ownership. Development will be delivered through negotiation between MBC, TVR and with existing landowners where appropriate Unlikely to be developed as one phase, but include a number of
separate developments and schemes
D – Central Industrial Area Developer in partnership with MBC, TVR and EP Master plan and planning application procedure Private development. 
Potential Joint Venture Agreement funding.
Land largely in TVR and MBC ownership Forms phase 2 of the Greater Middlehaven Strategic Framework. 
Outline planning permission granted
E – Riverside
East          
Developer in partnership with MBC and TVR Master plan and planning application procedure Private development The land is in ABLE UK ownership. Access to the site will need to be facilitated by the construction of a new vehicular bridge across the dock. The site cannot be released until this bridge is provided Could be implemented in one phase to link with the delivery of St Hilda’s
F – Dock
Basin
Developer BRQ in partnership with MBC, TVR and EP Master plan and planning application procedure Joint Venture Agreement             between MBC, TVR and EP Land in EP ownership, developer appointed Forms phase 1 of the Greater Middlehaven Strategic Framework
G – Halterman
Chemicals
Developer Master plan and planning application procedure Private development Land in private ownership Could be implemented in one phase
H – Riverside
Stadium
Developer Master plan and planning application procedure Private development Land in private ownership Could be implemented in one phase
I – Cargo Fleet Developer Terrace Hill in partnership with MBC, TVR and EP Planning application procedure Private development Land in EP ownership Site can be brought forward for development in first phase
J – South Tees Developer Master plan and planning application procedure Private development Land in private ownership Could be implemented in one phase

 

Table 3.1  Implementation and delivery mechanisms for Greater Middlehaven

MBC    =            Middlesbrough Borough Council
TVR     =            Tees Valley Regeneration
EP       =            English Partnerships
BRQ    =            BioRegional Quintain

 

PROPOSAL REFERENCE 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021+
A – St Hilda’s
Feasibility studies, site assembly, demolition, planning approvals and other consents 
Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Construction and completion Construction and completion Construction and completion Construction and completion Construction and completion Construction and completion  
 
 
 
 
B – Riverside West  
 
 
 
 
 
 
 
 
 
Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Construction and completion
C – Boho Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Construction and completion Construction and completion Construction and completion Construction and completion  
 
 
 
 
 
 
 
 
 
D – Central Industrial Area Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Construction and completion Construction and completion Construction and completion Construction and completion Construction and completion Construction and completion  
 
 
 
 
E – Riverside East Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Construction and completion Construction and completion Construction and completion Construction and completion Construction and completion Construction and completion  
 
 
 
 
F – Dock Basin Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Construction and completion Construction and completion Construction and completion Construction and completion  
 
 
 
 
 
 
 
 
 
G- Halterman Chemicals  
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
H – Riverside Stadium  
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
I – Cargo Fleet Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Construction and completion Construction and completion Construction and completion Construction and completion  
 
 
 
 
 
 
 
 
 
J – South Tees Industrial Zone  
 
 
 
Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents Construction and completion Construction and completion Construction and completion Construction and completion Construction and completion Construction and completion

 

Table 3.2  IMPLEMENTATION TIMEFRAME FOR GREATER MIDDLEHAVEN

Feasibility studies, site assembly, demolition, planning approvals and other consents Feasibility studies, site assembly, demolition, planning approvals and other consents

Construction and completion Construction and completion

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